Executive Condominium - Is It Worth Buying?

Executive Condominium

As the price of the private condominium escalates, executive condominiums appeal to be more affordable to a lot of first-time buyers.

Let us understand why the government introduces the Executive Condominium.

What Is An Executive Condominium (EC)?

Executive Condominium (EC in short), is a type of public housing in Singapore. EC is a hybrid of public and private housing.

They are developed by a private developer and have the full characteristics of a private condominium. Enclosed within a gated compound with security, and amenities like swimming pools, clubhouses, playgrounds, and so forth. The First EC name Eastvale located at Pasir Ris is built-in 1999.

Eastvale EC built in 1999

Why Is The Government Building Executive Condominium?

In 1997, the government realizes that there is a group of Young Singaporeans (especially young graduates and professionals) being sandwiched, their salary range does not qualify them to apply for new BTO HDB Flats and yet they cannot afford to buy a private condominium.

Executive Condominium (EC), subsidized public housing with condominium facilities was introduced in 1997 to cater to this group of Singaporeans. Similar to a private condominium, an Executive Condominium is sold with strata titles.

What Are The Differences Between An Executive Condominium And A Private Condominium?

The biggest difference between an Executive Condominium and a normal private condominium comes in between the first 10 years.

Unlike the private condominium, anyone can buy (including foreigners), so long as you can afford it. All owners can start to sell their units even if their units are still under construction.

As for a new Executive Condominium, buyers will have to fulfill the Minimum Occupation Period (MOP) which is 5 years from the day you officially took over the units from the authority. That means from the day you bought the executive condominium to the day you can put it up for sale is estimated 8 to 9 years.

I name this period as Semi Privatise of the EC development.

Why?

The reason, owners only can sell their units restricted to Singapore Citizens or Singapore Permanent Residents only during the 6th year to the 10th year, but the transaction is a private treaty sale.

Good thing, the second owner can sell the unit anytime after they bought over with no MOP period restriction, subject only to the restriction ( can only Sell To Singapore Citizens or SPR) if they sell within the 6th to 10th year of the development after T.O.P.

When an Executive Condominium reaches the end of the 10th year after T.O.P,

I named it Fully Privatise the Executive Condominium, and now the development will hold the same status as normal private development.

Who can purchase the New Launch Executive Condominium from the Developer?

Please remember, Executive Condominium is a Public Housing introduced to cater to the group of Singapore Citizens which is a “sandwich” between the HDB BTO flats and the private condominium. Hence is still subject to the Public Housing Requirement.

Basic Requirement

• The average gross monthly household income must not be more than $16,000.

• Cannot own or dispose of any private property within 30 months.

• Have not bought directly from HDB Twice (including resale flat with CPF Housing Grant).

• The minimum Occupation Period (MOP) for the existing flat must be met.

• Have to form a family nucleus.

Family Nucleus Requirement

(1) Public Scheme

• You must be a Singapore Citizen and at least 21 years old at the time of application.

• Your family nucleus must comprise at least another Singapore Citizen (SC) or Singapore Permanent Resident (SPR).

• Family Nucleus Requirement: You, the applicant, and your spouse or your parents or your children are under your legal custody, care, and control (for widowed/ divorced).

(2) Fiance & Fiancee Scheme

• You must be a Singapore Citizen and at least 21 years old at the time of application.

• If your fiance/fiancee is below 21 years of age, he or she can only be listed as an occupier in your EC application.

• If your fiance/fiancee is below 21 but above 18 years of age, written consent from the parents or guardians must be submitted with your EC application.

(3) Orphan Scheme

• You must be a Singapore Citizen and at least 21 years old at the time of application

• A single orphan applicant and all his unmarried siblings are to be listed in the same application

• At least one of your deceased parents was Singapore Citizen (SC) or Singapore Permanent Resident (SPR)

(4) Joint Singles Scheme

• You may apply with another single person.

• Both of you must be Singapore Citizens (SC) and at least 35 years old at the time of application

• You must apply jointly as co-applicants.

• No CPF Housing Grant for this Scheme.

Since the first EC introduction in 1999 till dates, there is a total of an estimated 60 EC development launch across the Island.

List of Executive Condominiums in Singapore

Let's take a look at the performance of the EC compared to the private development over the last 10 years.

EC and Private Sales prices 10 yeras comparison

As you can see from the above graph, the EC prices and the Private condominium prices are actually moving upwards during the last 10 years gradually, the common ground is the land price and the construction increase over the years.

Next, we look at the performances of all the EC over the years.

From the above, all ECs are making profits once they cross the 10 years ( Fully privatize)

Conclusion.

The executive condominium is a subsidized housing development by the government to assist the group of Singapore professionals that are stuck between the income level that they are not eligible for the New BTO flats and yet able to afford the newly launch Private condominium development.

For a first-timer who is looking for a dream home with facilities and looking to hedge the inflation over the years, and if has no intention to upgrade in a short time frame.

I would recommend you consider the New Launch Executive Condominium if you are qualified. (Recent new Launch EC, North Gaia in Yishun, coming to launch EC will be the Copen Grand in Tengah and Tenet in Tampines, for more details on these few EC, you can contact me at 94896105)

For buyers who are looking for a immediately dream home with a lower entry, the newly MOP Executive Condominium will be a better choice for you, the price comparison will be much lower than the 5 years Private condominium, and you have the option to upgrade earlier when the price appreciates, no MOP needed.

For buyers who are looking for a property to invest in, the executive condominium is also another option as some of the EC are located at good promising locations and amenities.

The return on investment (ROI) compared to the same location private condominium development is much higher.

Last but not least, whether you're looking to buy an EC or private development. Not all developments will be able to bring your profits. There are still some areas to look into in each development, certain criteria need to be met.

I have a "7 steps PROVEN FRAMEWORK" that can help you analyze the growth potential and risk of ANY property.

If you doubt which EC development to look into, please allow me to share with you over a free 30 minutes consultation.

Call me on 94896105 or Whatsapp me.

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Peter Tan Choon Guan, The Real Estate Guy.

Associate District Director and Project IC with Huttons Group.

Since 1995, he has been providing professional consulting services to clients in Singapore and beyond. From strategic planning to innovative solutions, his focus is always on building an efficient and results-driven relationship.

He will work with you to create a customized plan of action for yourself or your organization.

Peter joined the Real Estate Industry in the year 1995 as a part-timer while running his own business. He decided to close down his business in 2013 and become a full-time Real Estate Consultant, Property Wealth Planner.

He start to invest in property himself with the Knowledge he acquired and provides consultation and planning for his clients. To date, he has assisted more than 350 property investors to build their wealth in property investment.

With his hand on investment experiences, he will be able to provide you with real-time property insight and strategic planning for your property investment through Property Investment Planning System.

Click here for more info and assistance.

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